Aurora 80014

Name: 80014 Aurora, CO housing market record
Creator: Lotvox
License: https://lotvox.com/terms

Aurora Heather Ridge · Arapahoe County, CO · 14,376 properties with county records

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Aurora 80014 is in Arapahoe County, CO, part of the Denver Metro. The typical home value in Aurora 80014 is $340,507 (Zillow Home Value Index, September 2026), down 5.1% from a year earlier. Homes that sold went under contract in a median 33 days, and 31% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 4.7 months of supply, sellers hold a slight edge. The Lotvox Turnover Index is not published for 80014 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Arapahoe County's 20 ZIPs with a Zillow value, the middle one is $533,952, so 80014 sits 36% below the county middle. Typical rent is $1,599 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 14,376 properties in 80014.

Headline value data through September 2026. Each source below carries its own date.

Is 80014 a buyer's or seller's market?

By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 80014 is a seller's market, narrowly. Homes went under contract in a median 33 days with 4.7 months of supply.

What do homes in 80014 sell for?

The typical home value in 80014 is $340,507 (Zillow Home Value Index, September 2026), down 5.1% in a year. County records put the median at about $197 per square foot (computed Jun 28, 2026).

Who is likely to sell in 80014?

Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 80014 has not passed that test yet. When it does, the score appears here.

How does 80014 compare to Arapahoe County?

80014's typical value of $340,507 compares with a middle value of $533,952 across Arapahoe County's 20 ZIPs. Both are Zillow Home Value Index figures for September 2026.

Where does this 80014 data come from?

Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.

Sources: Zillow Home Value Index (ZHVI) (as of Sep 30, 2026) · Redfin Data Center (as of Sep 30, 2026) · Zillow Observed Rent Index (ZORI) (as of Sep 30, 2026) · county assessor records (counted Oct 25, 2026) · How Lotvox works

Cite as: Lotvox ZIP market record, 80014 Aurora, CO, data through September 2026, https://lotvox.com/denver/zip/80014

Listings Flow Ladder — Listings flow could not be loaded (429).

Should you buy here?

buyer-timing lens

51affordability /100

Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

30.9%

stretched

Days on market

daily

Price cuts

31.0%

of active

Valuation

-7%

vs assessor

Days on market and price cuts: Redfin Data Center, rolling 90 days.

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Rent vs own — the renter's question first

$1,599

median rent · per month

$2,212

total cost to own · per month

+$613

more to own · per month

Rent: Zillow Observed Rent Index (ZORI). Ownership cost: Zillow Home Value Index (ZHVI), 20% down, 30-year loan at the current mortgage rate, plus 1.2% of the price a year.

Rent to price — the investor's question first

17.7×

price to annual rent

Lower is friendlier to a buy-to-let case. This is a ratio of published medians, not a yield on any particular property.

Price: Zillow Home Value Index (ZHVI). Annual rent: 12 months of Zillow Observed Rent Index (ZORI).

/100

Mixed

cooling · seller slight · prices easing year-over-year.

Price trend

Affordability

Valuation

Economic health

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / seller

buyer-timing lens

Seller's Market

DOM: 80d (falling) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)25

Valuation Gap (25%)10

Supply & Demand (20%)20

Buy vs Rent (15%)50

Cancellation Rate (10%)25

Days on Market (5%)75

Seller-favored market in 80014. Expect to pay at or near list price. Payment burden: 29.4% of median income. Median days on market: 80. Renting is approximately 46% cheaper than buying (price-to-rent ratio: 17.5).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.

COOLINGSELLER SLIGHT

Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 5.1% YoY.

Turnover Index · Coming soonLotvox Turnover Index county records here lack a leakage-free sale history.

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Market snapshot

each number, once

Median price

$340,507

▾ 5.1% YoY

Days on market

Redfin

Median rent

$1,599

ZORI

Investor score

48/100

cash-flow lens

Active listings

272

90-day

Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.

Valuation

3 lenses, different anchors

vs assessor

-7.0%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$316,719

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+62.4%

County-wide market — the widest, slowest signal.

Arapahoe+62.4%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$197

Price-to-income4.9×

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How 80014 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity75%

Supply tightness72%

Affordability65%

Investment yield86%

Appreciation4%

Affordability, supply & momentum

73SUPPLY

Tight MarketSupply Tightness

Supply is below normal — sellers are favored but buyers still have options.

Months of Supply2.1 mo

Days on Market33d

Inv vs History+8.3%

Listing Density14.6/1k

Affordability — payment burden

Monthly payment (P&I)$1,871

Payment burden30.9%

Median income · ZIP$72,561

Mortgage rate7.32% · 30yr

Total monthly own$2,212

Monthly rent$1,599

Market dynamics

Price cut %31.0%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply4.7

Sales (90d)175

Investment analysis

Median rent$1,599

Price-to-rent17.7

Est. cap rate3.7%

Buy vs rentneutral

Livability

Walk score4

Transit score16

Bike score—

Places & amenities in ZIP 80014 · 94 mapped

Leaflet

Parks & open space16

Carson ParkCrestridge ParkDog ParkEagle ParkEastridge ParkHavana Heights Park+10 more

Trails15

Aurora Bike Route: AbileneCherry Creek Spillway TrailCherry Creek TrailCross CarsonDenver Orbital Trail - Segment 14Front Range Trail+9 more

Recreation & aquatics14

Achieve GymnasticsBowleroEaston Brazilian Jiu-JitsuHeather Gardens Community CenterJazzerciseOne Beat Crossfit+8 more

Dining & cafés39

88 Hotdog JuicyA Bit Twisted BrewpubApplebee'sBajeko SekuwaBlack Bear DinerBotanas Lokas+33 more

Land & water7

Catamaran LakeCherry CreekDavid's LakeKoi PondShores LakeWesterly Creek+1 more

Getting around2

Iliff Gate ANine Mile Station

Weekend range10

Barr Lake State Park · state park18 mi

Castlewood Canyon State Park · state park24 mi

Chatfield State Park · state park18 mi

Eldorado Canyon State Park · state park31 mi

Golden Gate Canyon State Park · state park34 mi

Lost Creek Wilderness · wilderness area43 mi

Roxborough State Park · state park19 mi

Staunton State Park · state park32 mi

St. Vrain State Park · state park36 mi

The Bluffs at Castle Point · state park22 mi

Straight-line distance from the ZIP centroid (USGS PAD-US).

5,654 ft above sea level elevation · USGS 3DEP1 protected / open-space parcels · USGS PAD-USAurora: incorporated/founded 1891 · Wikidata

Place data: USGS 3D Elevation Program · USGS Protected Areas Database (PAD-US) · Wikidata · © OpenStreetMap contributors — licensed ODbL (OpenStreetMap), CC0 (Wikidata) and US public domain (USGS, NPS, Census). Every place shown comes from the named sources; nothing is editorialized.

Historical trends

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Housing pulse

4 charts, one facade

Housing pulse — Housing pulse could not be loaded (429).

Price bands

mix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Arapahoe.

Aggregate median -0.5% YoY in Arapahoe, CO (county), but the under-$500k tier is +1.0% — both are essentially flat year over year. Over the same year the under-$500k share of sales moved from 42.5% to 43.2% (+0.7pp) and the $1M+ share from 8.6% to 9.7% (+1.1pp).

Current tiers · 12 months to Aug 25floor 10 sales/tier

2 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$210k	$173	103	16.2%	ZIP
$250k–$500k	$360k	$410	379	59.8%	ZIP
$500k–$750k	$547k	—	123	19.4%	ZIP
$750k–$1M	$786k	—	10	1.6%	ZIP
$1M–$1.5M	$1.20M	$517	185	—	COUNTY · Denver, CO
$1.5M–$2M	$1.68M	—	126	—	COUNTY · Arapahoe, CO
$2M+	$5.11M	—	10	1.6%	ZIP
All sales (the headline median)	$375k	—	634	100%	ZIP

ZIP-level history was too thin to draw the tiers; served at county level (Arapahoe, CO), by quarter.

Share of sales by tier (quarterly)

If the upper tiers widen over time, the headline median rises on composition alone.

Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+

Median within each tier, against the headline median (quarterly)

The blue line is the single number NAR-style reporting quotes. The gold lines are what each tier actually did. Log scale — the tiers span an order of magnitude, and on a log axis equal slopes mean equal percentage moves, which is the comparison being made.

Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+
All sales (headline)

National context — not local

NAR's aggregate existing-home median for the United States and the West census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 80014.

United States
West

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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Video analysis

restored

What's the 80014 Aurora, CO Housing Market Like? | Lotvox

ZIP 80014 in Aurora, CO sits at elevation 5654 ft with 93 mapped listings.

Score 42: Mixed market cooling -5.4% YoY. Seller slight leverage. Affordability scores 65, valuation 70.

Median price $354,708 or $197 per sqft. Days on market 36. Active inventory 278. Price cuts 28.3%. Median rent $1,687 via ZORI.

Gap -10.7% vs assessor value $316,719. Price-to-income 4.89. Appreciation percentile 3. Market velocity percentile 68 across Colorado benchmark of 476.

Burden 29.6%, classified stretched. Income $72,561 supports payment $1,792 monthly. Own costs $2,146 vs rent $1,687. Supply tightness percentile 72.

Arapahoe County economic health 51. Investment yield percentile 86 against Colorado benchmark.

Seven water bodies include Shores Lake, Catamaran Lake, Wind Jammer Lake, Koi Pond. Cherry Creek and Westerly Creek frame the cottonwood corridors here.

Twelve parks: Havana Heights Park, Crestridge Park, Eagle Park, Tierra Park. Fifteen trails including Parker East Trail, Cherry Creek Spillway Trail, Denver Orbital Trail Segment 14.

Eight rec venues: Jazzercise, Easton Brazilian Jiu-Jitsu, Bowlero. Golf at Meadow Hills Golf Course and Heather Gardens Executive Golf Course.

Thirty-nine dining spots: Starbucks, Harar Beans Coffee, Masalaa, Wake & Take Coffee. No notable cultural venues mapped in this ZIP.

Ten destinations within range. Chatfield State Park 18 miles. Barr Lake State Park 18 miles. Roxborough State Park 19 miles. Access via Iliff Gate A, Nine Mile Station.

Aurora founded 1891 with population 386,261. The city grew from railroad origins into today's Front Range suburb.

Full data for ZIP 80014 Aurora at lotvox.com/denver/zip/80014

Arapahoe County context

macro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

ZIP 80014→Arapahoe County, COPop: 666,557

12-Month Direction

-8Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

41· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden

30.9%

stretched

Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22

Price-to-rent

17.7x

neutral

Source: Zillow ZHVI ÷ (Zillow ZORI × 12)

Valuation20

+62.4%

overvalued

Source: Lotvox comps · Updated 2026-05-15